I opted for a high street lawyer for our conveyancing in Small Heath recently. Upon checking the fine print it is apparent thatI am on the hook for fees even where the transaction does not complete. Would I be best advised to choose an on-line conveyancing company promising no move no charge conveyancing in Small Heath?

It is usually ‘give and take’ in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to neutralise the conveyances that do not go ahead. Also remember that these deals rarely cover disbursements for instance Small Heath conveyancing search fees.

Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Small Heath. Do I collect the keys to the house on completion from my lawyer? If so, I will use a local conveyancing solicitor in Small Heath?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you will be called to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

I am buying a property in Small Heath. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Co-operative your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to Co-operative where a lease does not meet these requirements. The specifications relate to the installation of panels on properties nationwide and is not limited to Small Heath.

I am selling my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being problematic. The Small Heath solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will our lawyer be asking questions regarding flooding as part of the conveyancing in Small Heath.

Flooding is a growing risk for conveyancers dealing with homes in Small Heath. Some people will purchase a house in Small Heath, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be initiated by the purchaser or by their conveyancers which will give them a better appreciation of the risks in Small Heath. The conventional set of property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a buyer could commence a legal claim for losses as a result of such an incorrect reply. A purchaser’s lawyers should also commission an environmental search. This will indicate whether there is a recorded flood risk. If so, additional investigations will need to be conducted.

I am looking for a conveyancing solicitor in Small Heath for my purchase. Is it possible to check a solicitor's record with the profession’s regulator?

Members of the public can search for presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.

Do online conveyancing organisations undertake everything a high street Small Heath solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Small Heath?

Where you choose an online conveyancer they should cover all the work your Small Heath solicitor would cover.